Staff Report for City CouncilSTAFF REPORT Hearing Date: December 8, 2009
E IDIAN;~--
TO: Mayor and City Council ~ ®~ ~
FROM: Bill Parsons, Associate City Planner
208-884-5533
SUBJECT: AZ-09-009 - Southridge-Hodges
I. SiJNIlVIARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Linder 109, LLC, has applied to annex and zone 6.16 acres from the RUT zoning
district in Ada County to the R-8 (Medium-density residential) zoning district in the City. No
development is proposed at this time and the existing home and outbuildings are to remain.
II. SUMMARY RECOMMENDATION
Staff is recommending approval of the proposed annexation based on the Findings of Fact and
Conclusions of Law in Exhibit D. The Meridian Plannine & Zoning Commission heard this item
on November 5, 2009. At the public hearing the Commission voted to recommend approval of
the subiect AZ request.
a. Summary of Commission Public Hearins:
i. In favor: Van Els
ii. In opposition: None
iii. Commentine• None
iv. Written testimony: None
v. Staff presentins application: Bill Parsons
vi. Other staff commenting on application: Anna Caruuns
b. Key Issue(s) of Discussion by Commission:
i. None
c. Key Commission Change(s) to Staff Recommendation:
i. None
d. Outstandins Issue(s) for City Council:
i. None
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number AZ-09-
009, as presented in the staff report for the hearing date of December 8, 2009 with the following
modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number AZ-09-009,
as presented during the hearing on December 8, 2009, for the following reasons: (You should state
specific reasons for denial of the annexation and you must state specific reason(s) for the denial of
the annexation.)
Continuance
I move to continue File Number AZ-09-009 to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for continuance.)
Southridge-Hodges Annexarion PAGE 1
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located at 1785 S. Windy Ridge Lane; east of Ten Mile Road and west side of re-
aligned Overland Road in the NW '/a of Section 23, Township 3 North, Range 1 East.
B. Owner/Applicant(s):
Linder 109, LLC
1560 Carol Street
Meridian, ID 83642
C. Representative:
Van Elg, The Land Group, Inc. (208) 939-4041
D. Applicant's Statement/Justification: Please see applicant's application for this information.
V. PROCESS FACTS
A. The subject application is for annexation and zoning. A public hearing is required before the
Planning & Zoning Commission and City Council on this matter, consistent with Meridian City
Code Title 11, Chapter 5.
B. Newspaper notifications published on: October 19, 2009 and November 2, 2009 (Commission);
November 16 and 30.2009 (City Council)
C. Notices mailed to subject property owners on: October 8, 2009 (Commission); November 12,
2009 (City Council)
D. Applicant posted notice on site(s) on: October 24, 2009 (Commission); November 27, 2009
(City Council)
VI. LAND U5E
A. Existing Land Use(s) and Zoning: The subject site currently contains a single family home and
associated outbuildings.
B. Character of Surrounding Area and Adjacent Land Use and Zoning: Vacant developable land
held under single ownership. Various road projects and gravel extraction are also underway in the
immediate vicinity.
1. North: Vacant Land, zoned TN-R and R-8
2. East: Vacant Land, zoned R-8
3. South: Vacant Land, zoned R-8
4. West: Vacant Land, zoned R-8
C. History of Previous Actions: NA
D. Utilities:
1. Public Works:
a. Location of sewer: Overland Road.
b. Location of water: Overland Road.
c. Issues or concerns: Note staff has been worldng with the applicant to select this site
as a future Booster Station and Well Site.
E. Physical Features:
1. Canals/Ditches Irrigation: The Ridenbaugh Canal currently transverses along the northern
Southridge-Hodges Annexation PAGE 2
property boundary. As part of the Overland Road realignment project the canal is being
realigned and may ultimately bisect the property.
2. Hazards: Staff is not aware of any hazards that exist on this property.
3. Flood Plain: This property does not lie within a floodplain.
F. Access: Currently the existing home uses a private access easement to take access to Overland
Road. Overland Road is currently under construction for realignment of the roadway and future
access will be evaluated in accordance with UDC 11-3A-3 and the TMISPA once actual
development is proposed for the site.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
The 2002 Comprehensive Plan Future Land Use Map designates the subject property within the "Ten
Mile Interchange Specific" area. The specific land use designation for this property is Medium
Density Residential (1VIDR).
MDR designated areas are characterized by relatively low densities and a predominance of single-
family and 2-unit housing types emphasizing ownership opportunities. Smaller two, three and four
unit apartment buildings maybe compatible in a MDR area but large apartment buildings or
apartment complexes are not. In general, MDR areas should be protected from encroachments of
higher density or higher intensity uses. MDR areas should include a mix of housing types that achieve
an overall average target density of 6 dwelling units per gross acre. Generally, densities should range
from 4-8 units per acre. Most developments should fall within this range, although small areas of
slightly higher density may exist. MDR areas should be designed to be conducive to walking and all
of the housing and other uses should share an interconnected sidewalk and street system. Higher
density housing types within MDR areas generally should be located near mixed use or other more
intensely developed areas, with a transition to smaller buildings such as duplexes and single-family
detached houses as the distance from the more intensely developed area increases. See Ten Mile
Interchange Specific Area Plan for more information.
The applicant is requesting an R-8 zoning designation with the annexation of this property. The
Unified Development Code (UDC) allows a maximum of 8 dwelling units to the acre. If the site is
developed in a fashion consistent with the density requirements of the UDC, the anticipated density of
the site would comply with the aforementioned density range of the Medium Density Residential land
use designation outlined in the Ten Mile Specific Area Plan.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed development (staff analysis in italics below policy):
• Chapter VII, Goal III, Objective A, Action 1 -Require that development projects have
planned for the provision of all public services.
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands
proposed to be annexed in the following manner•.•
- Sanitary sewer and water service will be extended to the project at the developer's
expense.
- The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian Rural Fire
Department.
- The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office.
Once annexed, the lands will be serviced by the Meridian Police Department (MPD).
Southridge-Hodges Annexation PAGE 3
- The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACFID). This service will not change.
- The subject lands are currently serviced by the Meridian School District No. 2. This
service will not change.
- The subject lands are currently serviced by the Meridian Library District. This service
will not change and the Meridian Library District should suffer no revenue loss as a
result of the subject annexation.
Municipal, fee-supported, services will be provided by the Meridian Building Department,
the Meridian Public Works Department, the Meridian Water Department, the Meridian
Wastewater Department, the Meridian Planning Department, Meridian Utility Billing
Services, and Sanitary Services Company.
Chapter VII, Goal IV, Objective C, Action 1 -Protect existing residential properties from
incompatible land use development on adjacent pazcels.
The applicant is proposing a residential zone. The majority of the surrounding property is
zoned R-8, thus future development of the site will be compatible with surrounding land uses.
• Chapter VII, Goal IV, Objective D, Action 2 -Restrict curb cuts and access points on
collectors and arterial streets.
Future access will be evaluated in accordance with the TMISAP and UDC 11-3A-3.
• Chapter VI, Goal II, Objective A, Action 5: Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
The Meridian Pathways Master Plan depicts a proposed pathway adjacent to the Ridenbaugh
Canal. As mentioned earlier, the canal currently transverses along the northern portion of
the property. As part of the Overland Road realignment project the canal is also being
realigned and may ultimately bisect the property. Upon future development of the site said
pathway shall be constructed in accordance with the requirements of the Meridian Pathways
Master Plan.
VIII. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of Zone: The applicant is requesting an R-8 zoning district for the
property. The purpose of the residential districts is to provide for a range of housing
opportunities consistent with the Meridian Comprehensive Plan. Connection to the City of
Meridian water and sewer systems is a requirement for all residential districts. Residential
districts aze distinguished by the allowable density of dwelling units per acre and
corresponding housing types that can be accommodated within the density range.
B. Zoning Schedule of Use Control: UDC 11-2A-2 lists the principal permitted and conditional
uses in the R-8 zoning district.
C. Dimensional Standazds: Future development of the site shall comply with the dimensional
standards listed in UDC Table 11-2A-2 for the proposed R-8 zoning district.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
The request is to annex and zone 6.16 acres of land from the RUT zoning district in Ada County to
the R-8 zoning district in the City. At this time, the applicant is not proposing any development.
Southridge-Hodges Annexation PAGE 4
The future land use map contained in the Ten Mile Interchange Specific Area Plan designates this
property as Medium Density Residential, which is consistent with the proposed R-8 district. Future
development of this site must comply with the dimensional standards of the R-8 zoning district
listed in UDC 11-2A-5 and comply with the design criteria outlined in the Ten Mile Interchange
Specific Area Plan (TMISPA).
The annexation legal description submitted with the application (stamped on September 25, 2009 by
Aazon L. Ballazd, PLS) shows the property as contiguous to the existing corporate boundary of the
City of Meridian.
Access: Currently the existing home uses a private access easement to take access to Overland Road.
As mentioned earlier, Overland Road is currently under construction for realignment of the roadway.
Future access will be evaluated in accordance with UDC 11-3A-3 and the TMISPA once actual
development is proposed for the site.
Multi-Use Pathway: Aten-foot wide segment(s) of the City's adopted multi-use regional pathway
system is required along the Ridenbaugh Canal. As mentioned earlier, the canal currently transverses
along the northern portion of the property. As part of the Overland Road realignment project the canal
is also being realigned and may ultimately bisect the property. Upon future development of the site
said pathway shall be constructed in accordance with the requirements of the Meridian Pathways
Master Plan.
Landscaping: Landscaping requirements will be evaluated once actual development is proposed for
the site. Said landscaping shall be installed per the standards outlined in the UDC. At this time, No
additional landscaping is required with the annexation of the property.
Design Review: Although the annexation of this property is not subject to Design Review, the
TMISAP prescribes specific design standards for the subject site. At this time, the applicant is not
proposing development for the site however; future site development shall be consistent with the
City's Design Manual, the TMISAP, and the UDC.
Development Agreement: UDC 11-SB-3D2 and Idaho Code § 65-6711A provides the City the
authority to require a property owner to enter into a Development Agreement (DA) with the City that
may require some written commitment for all future uses. Staff believes that a DA is not necessary
as the site is to become part of a larger portion of the Southridge development. NOTE: The
applicant intends to submit more specific plans to the City which includes this parcel. As part of
the future applications the current development agreement for the Southridge development is
likely to be amended to include the development of this site.
If the Commission or Council feel that a development agreement is necessary, staff recommends a
cleaz outline of the commitments of the developer being required.
In summary, Staff is supportive of the Applicant's proposal to annex this site with an R-8 zoning
designation.
X. EXHIBITS
A. Drawings
1. Vicinity Map
B. Comments/Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
Southridge-Hodges Annexarion PAGE 5
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
C. Annexation Legal Description & Exhibit Map
D. Required Findings from Unified Development Code
Southridge-Hodges Annexation PAGE 6
A. Drawings
1. Vicinity Map
Exhibit A - 1 -
E~~IT B: AGENCY & DEPARTMENT COMMENTS
On October 15, 2009, Planning Staff held an agency comments meeting. The agencies and departments
present include: Meridian Fire Department, Meridian Public Works Department, Meridian Parks
Department and Meridian Police Department. Staff has included all comments and recommended actions
in Exhibit B.
1. PLANNING DEPARTMENT
1.1 The legal description and exhibit map for the proposed annexation submitted with the application
(stamped on September 25, 2009, by Aazon L. Ballard, PLS) shows the property within the
existing corporate boundary of the City of Meridian (see Exhibit C).
1.2 Future Development of this site shall be consistent with the development standazds contained in
the Ten Mile Interchange Specific Area Plan.
1.3 A 10-foot wide segment(s) of the City's multi-use regional pathway system shall be constructed
adjacent to the Ridenbaugh Canal in accordance with the Master Pathways Plan; exact location of
the pathway shall be determined by the Planning Department and Pazks Department at the time of
development.
1.4 All future development of the subject property shall comply with City of Meridian ordinances in
effect at the time of development.
2. PUBLIC WORKS DEPARTMENT
2.1 Public works has no concerns with this application.
3. FIRE DEPARTMENT
3.1 One and two family dwellings not exceeding 3600 squaze feet will require afire-flow of 1,000
gallons per minute for a duration of 2 hours to service the entire project. One and two family
dwellings greater than 3600 squaze feet and greater will require a minimum fire flow as specified in
Appendix B of the International Fire Code. Fire Hydrant spacing shall be provided as required by
Appendix C of the International Fire Code.
3.2 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
3.3 To increase emergency access to the site a minimum of two points of access will be required for any
portion of the project, which serves more than 50 homes. The two entrances should be separated by
no less than %a the diagonal measurement of the full development. The applicant shall provide a stub
street to the property to the (west/east/north/south).
3.4 The roadways shall be built to Ada County Highway Standards cross section requirements and
shall have a clear driving surface. Streets with less than a 29' street width shall have no parking.
Streets with less than 33' shall have pazking only on one side. These measurements shall be
based on the back of curb dimension. The roadway shall be able to accommodate an imposed
load of 75,000 GVW.
3.5 Commercial and office occupancies will require afire-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.6 Insure that all yet undeveloped pazcels aze maintained free of combustible vegetation.
3.7 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather
surface aze required before combustible construction is brought on site.
Exhibit B - 1 -
3.8 The proposed project lies outside the five-minute response zone goal. Achievement of this goal is
subject to budgetary constraints and is intended to enhance the probability of a favorable outcome
on a request for Basic Life Support. The budget constraints are typically defined as capital outlay
for facilities that are located within 1.5 miles from a given location and sufficient operational
funds to staff the facilities.
3.9 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped throughout
with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or
903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183
m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet
(183 m).
3.10 The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and efficient
response by fire and emergency medical service vehicles. This cost of this installation is to be
borne by the developer.
3.11 COMMERCIAL AND INDUSTRIAL -Buildings or facilities exceeding 30 feet (9144mm) or
three stories in height shall have at least three means of fire apparatus access for each structure. Two
of the access roads shall be placed a distance apart equal to not less than one half of the length of the
overall diagonal dimension of the property or area to be served, measured in a straight line.
3.12 COMMERCIAL AND INDUSTRIAL -Buildings or facilities having a gross building azea of
more than 62,000 square feet (5760 m2) shall be provided with two separate and approved fire
apparatus access roads separated by one half of the maximum overall diagonal dimension of the
property or area to be served, measured in a straight line between accesses.
Exception: Projects having a gross building azea of up to 124,000 square feet (11520 m2) that have
a single approved fire apparatus access road when all buildings aze equipped throughout with
approved automatic sprinkler systems. (Remoteness Required)
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns related to the application.
5. PARKS DEPARTMENT
5.1 Pathway and Trail standards: The proposed pathway and/or trail shall be constructed in
accordance with the Meridian Park Department's requirements.
5.2 Standard for City to assume Maintenance of a section of Pathway: The pathway must connect
from one major arterial to another, and either an easement or ownership deed must be granted
before the city will assume the maintenance of any section of pathway.
5.3 Standadd for Mitigation of trees: The standazd established in the City of Meridian Landscape
Ordinance (UDC 11-3B-10) will be followed
5.4 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (UDC 11-3B-10) will be followed.
Exhibit B - 2 -
6. SANITARY SERVICES COMPANY
6.1 SSC did not submit comments on this application.
7. ADA COUNTY HIGHWAY DISTRICT (NO COMMENTS RECEIVED)
Exhibit B - 3 -
C. Annexation Legal Description & Exhibit Map
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September 3S, 2009
Project No.06361 `
i.~al Description
Annexation and Rezone
UNDER 109, L,LC.
6.16 acres
EXHIBIT °A°
A tract of land situated in the East One Half of the Notthwest One quarter of the I~tthwestOne
Quarter of Section 23, Township 3 North, Range 1 West, Boise Meridian, City of Meridian, Ada
County, Idaho, described as foAows:
Commenting at a found brae cap momimenting tl~ Northwest farrrer of sold Section 23,
- them following tits northerly Ii-te of said Northwest Ott Quarter, South 84°15'27° East a
distance of 1,32621 feet to a found 5/8-inch steel pin ma>umnenting the West O~rte-Sixteenth
Coaster of said Section 23;
Thence leaving salcl northerly tine and fogoruing the easterly line of the ~ Northwest One
Quarter of the Nortit-vest One Quarter, South OD'47`25" West a di~artte of 462.67 feet to the
POINT Ot: BEGINNING.
Thence following said easterly Nrte, South Ob°47'25° West a distance of BSA.34 feet to a
found 5/8-lruh steel pin;
Thern:e (eavittg said easterly line arnl following the southerly 0~ of the said Northwest
One Quarter of the Northwest One Quarter. NaRh 89°09'38° West a distance of 450.E
feet to a po6tt;
Thence leaving said southerly line, North 00°46'43° East a distanrce of 302.18 feetto a
fout~ 5/8-inch steel phr,
Thence North 65°39'44" East a dlstartte of 276.04 feet to a point;
Thence North 04°~41i'43° Fast a dlsi~raa' of 500.73 feet to a pofit on the centerline of
_ Ridenbaugh Canal;
Thence following said centerline, South 73°37'50" East a distance of 153.03 feet to a
pow: .
Thence following said centerline, South 63°48'13° East a dis~rtce of 58.44 feet to the
PO1NT Of BEGINNING.
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Exhibit C
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The abave-described tract ofi [and oQntains 6.16 aces, more or less, subject to any existing
easements or rfghts-of-svay.
Prepared By: THE LAND GRQUP, INC.
462 E. SHORE DRNE, Sl11TE lOD
EAGLE, IDAHO 83616
208-939-4041
208-939-4945 (FAX)
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Exhibit C - 2 -
Situated in a portion of the E 1M of the NW tJ4 of the NW 1/4 of Section 23,
Township 3 Nath, Range 1 West, &M.
Ada County, i~o
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Exhibit C - 3 -
D. Required Findings from Unified Development Code
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation, the
Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive
Plan;
The Applicant is proposing to zone the subject property from RUT in Ada County to R-8
zoning district in the City. The Commission finds that the proposed zoning map amendment
complies with the applicable provisions of the Comprehensive Plan. Further compliance with
the TMISAP is required when development is proposed for the site.
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The Commission finds that the proposed map amendment to R-8 is consistent with the
purpose statement of the residential districts.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
The Commission finds that the proposed zoning amendment will not be detrimental to the
public health, safety, or welfare. Staff recommends that the Commission and Council rely on
any oral or written testimony that may be provided when determining this finding.
d.. The map amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the City including, but not
limited to, school districts; and,
The Commission finds that the proposed zoning amendment will not result in any adverse
impact upon the delivery of services by any political subdivision as the necessary
infrastructure improvements are being facilitated with the road improvements in the area.
e. The annexation is in the best of interest of the City (iTDC 11-5B-3.E).
The Commission finds that Annexation and Zoning of this property to an R-8 zoning district
is in the best interest of the City provided the site is developed in accordance with the
Comprehensive Plan, the design guidelines outlined in the TMISAP and the standards listed
in the UDC.
Exhibit D - 1 -